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Just added
Freehold
Offers over
£1,065,000
Hotel for sale
Morag’S Lodge PH32, HighlandLocal area information
Property location
Nearby amenities
- Fort Augustus Ferry Landing 0.2 miles
- Kilchuimen Primary School 0.3 miles
- Kilchuimen Academy 0.3 miles
These distances are calculated in a straight line. The actual route and distance may vary.
Features and description
- Freehold
- Award-Winning Four-Star Highland Lodge
- Prime Loch Ness Position on the Great Glen Way
- 21 Flexible Letting Rooms – sleeps 93 guests
- Profitable, Turnkey Operation with Strong Ratings
- Character Property with Modern Extension
- Inviting Public Spaces – Bar, Dining, Conservatory
- Extensive Amenities: Parking, Cycle Store, CCTV
- Gold Green Tourism Award Sustainability Credential
- Clear Growth Potential in Tours and Events
Description
Morag’s Lodge hostel presents an exceptional opportunity to acquire an established and highly regarded hospitality business in the heart of the Scottish Highlands.
Currently operated as part of the Radical Travel Group, this four-star rated hostel combines high-quality accommodation with a licensed bar, restaurant, and flexible function facilities.
Set within an attractive rural landscape close to the centre of Fort Augustus and just moments from the shores of Loch Ness, the lodge enjoys a strong reputation supported by excellent guest feedback, including a Google rating of 4.4 and a rating of 8.4 (Very Good).
The property occupies a prime location, a short walk from local village amenities and located directly on the popular Great Glen Way - which brings a steady flow of walkers, cyclists, and adventure travellers to the area. With forested mountains forming a dramatic backdrop, Morag’s Lodge benefits from both the tranquility of its setting and strong connectivity, with Fort William approximately 30 miles away and Inverness can be reached in under an hour by car.
This combination has ensured reliable year-round demand and positioned the lodge as a favoured stopover within the Loch Ness tourism market.
Reason for sale
As the company refocuses its business interests, this brings this exceptional opportunity to the market.
Trade
Morag’s Lodge hostel is a well-established, highly profitable hospitality business with strong levels of trade and a robust operational structure that enables a smooth, turnkey transition for new ownership. The lodge provides quality accommodation for individuals, families, and groups, supported by flexible spaces suitable for meetings, small conferences, and private events.
Fully licensed and equipped for a wide range of functions, including weddings, receptions, and group gatherings, the property also offers comprehensive entertainment facilities. The bar and restaurant serve breakfast and evening meals in a welcoming setting, with the reinstatement of the former packed-lunch service presenting a simple opportunity for additional revenue.
The business enjoys excellent visibility and consistently high ratings across leading booking platforms, and its reputation is strengthened further by the prestigious Gold Green Tourism Award, reflecting a strong commitment to sustainability and effective environmental management.
Morag’s Lodge has a dedicated website at
Location
Situated at the southern end of Loch Ness, Fort Augustus is a picturesque Highland village renowned for its stunning natural surroundings and tranquil atmosphere. Its central position within the Great Glen makes it an ideal base from which to explore the Scottish Highlands, with easy access to both Inverness to the north and Fort William to the south.
Fort Augustus is well connected by public and private transport. Regular bus services link the village with Inverness, Fort William, and Skye, while road connections via the A82 provide convenient access for those travelling by car. The nearest railway stations are located in Inverness and Spean Bridge, both offering onward connections to major Scottish cities including Edinburgh and Glasgow.
Despite its peaceful setting, Fort Augustus offers excellent amenities and serves as a gateway to many of the region’s most celebrated attractions, including Loch Ness, Ben Nevis, and the Caledonian Canal. Visitors can enjoy scenic walks, cycling routes, and boat trips, or simply relax and take in the timeless charm of this Highland village.
The property
The property is attractively finished in render with a traditional slate roof across both the original lodge and the newer extension, which was added approximately 20 years ago.
Architectural features such as stone quoin corners and decorative window surrounds enhance its character and kerb appeal.
Set on a large, well-organised plot, the lodge offers ample on-site parking and a range of useful outbuildings, including a substantial shed for secure cycle storage with electric bike charging points, supported by additional storage structures for operational needs.
The premises are equipped with a comprehensive CCTV system, providing enhanced security across the site. Heating and hot water are supplied by an oil-fired system, while lpg serves the commercial cooking appliances and tumble dryer, ensuring reliable and efficient year-round operation.
Public areas
Reception and Conservatory
On entering the lodge, guests are welcomed into a spacious reception area that opens into a comfortable lounge featuring leather sofas, a relaxed rustic ambiance, and a bright, airy conservatory with a piano, guitar, and large picture windows showcasing outstanding views. A book-swap corner adds to the homely atmosphere, making the space inviting for travellers to unwind. The reception itself is generously sized and designed for secure, efficient operation, with shutters and a lockable counter formed of three sections to facilitate seamless check-in and check-out processes. From the reception area, doors lead directly into the lounge bar and dining room, ensuring smooth circulation and an intuitive flow throughout the guest areas.
Lounge Bar
The lounge bar embraces a distinctly Scottish rustic charm, featuring a reclaimed timber bar front paired with corrugated iron accents that echo traditional Highland bothies. The bar is well stocked, showcasing an impressive selection of local and regional whiskies and gins, with beer and cider served in bottles. Guests can relax among a welcoming blend of sturdy bench seating and freestanding tables with stools, well suited to lively gatherings or quiet drams by the fire.
At the heart of the room sits a focal-point fireplace with a handsome stone surround, offering a true Highland welcome on cooler days and evenings.
Well-appointed male and female toilets are conveniently located to serve the bar and lounge areas.
Dining Room
Also through from reception, guests will find a bright, practical dining space furnished with a mix of tables, benches, and stools, along with a convenient servery that leads directly into the self-catering kitchen, equipped with all expected appliances for guest use. This connects through to the well-appointed commercial kitchen, complete with refrigeration units, a gas range, and a full ventilation hood, providing an efficient operational hub for food service.
Adjoining the kitchen is a dedicated laundry room with capacity for two washing machines and two gas-powered tumble dryers; these appliances are currently leased and will not form part of the sale.
Additional operational spaces include a boiler cupboard, general storage rooms, and a secure beer and bottle store, ensuring well-organised back-of-house functionality throughout the property.
Hostel Rooms
Morag’s Lodge hostel offers 21 well-appointed letting rooms, providing a broad mix of accommodation options including dorms, doubles, twins, and family rooms, ensuring suitability for every type of traveller.
The accommodation is thoughtfully arranged across the ground, first, and second floors, with layouts ranging from traditional bunkrooms to double-and-single combinations and fully ensuite family rooms. This variety makes the lodge particularly attractive to groups, families, solo visitors, and tour operators, with many rooms benefiting from private ensuite facilities and others served by dedicated or shared amenities, including an accessible ground-floor option. Two dedicated staff rooms support efficient round-the-clock operation.
Rooms throughout the property are bright and spacious, offering comfortable beds, quality bathroom facilities, hot power showers, room-controlled central heating, Wi-Fi access, and made-up beds with eco-friendly pillows and duvets produced from recycled materials.
Dorm rooms provide an economical choice with 4-, 5-, and 6-bed configurations, each bunk fitted with individual reading lights and power points, while private single, double, and twin rooms offer additional privacy, all furnished with bunk-style bed arrangements. Family rooms, sleeping up to five guests, include private bathrooms and optional cots or baby baths, ensuring a practical set-up for those travelling with children.
All rooms are ensuite except for the accessible room and the Unicorn Room, completing a flexible and well-balanced accommodation offering that supports consistently strong occupancy across diverse guest demographics.
In total, the hostel can accommodate up to 93 guests at full capacity.
Letting bedrooms
Red Squirrel FirstBunks Shower Room Ensuite 5
OtterFirst Bunks Shower Room Ensuite 4
UnicornFirst Bunks Dedicated Shower Room & Basin in Room 2
Stag First Bunks Shower Room Ensuite & Basin in Room 6
Nessie FirstBunks Shower Room Ensuite6
Hairy CooFirst Bunks Shower Room Ensuite 5
Golden Eagle First Bunks Shower Room Ensuite6
Robert the Bruce Second Bunks Shower Room Ensuite6
William Wallace Second Bunks Shower Room Ensuite6
Eilean DonanFirst Bunks with Double Shower Ensuite4
Castle Stalker First Bunks with Double with Single Over Shower Ensuite5
Glamis Castle First Bunks with Double with Single Over Shower Ensuite5
Urquhart FirstBunks with Double Shower Ensuite4
Glencoe Ground Bunks with Double Shower Ensuite4
Glen Etive Ground Bunks with double with single over Shower Ensuite5
Glenfinnan Ground Bunks with double with single over Shower Ensuite5
Glen Affric Ground Bunks with Double Shower Ensuite4
Mull Ground Bunk and Single Shared accessible Shower Room and Separate WC4
Skye Ground Single Shared accessible Shower Room and Separate WC1
South Room (Staff)Ground Bunk and Single Shared Shower Room 3
North Room (Staff) Ground Bunk and Single Shared Shower Room 3
Owners accommodation
Currently, the layout allocates the North and South rooms on the ground floor as staff accommodation; however, these rooms could easily be repurposed for guest use, providing the option to increase the lodge’s overall letting capacity if desired.
Services
The property is serviced by an oil-fired heating system, with lpg supplying the cooking facilities and tumble dryers. Wi-Fi is available throughout the building, and the lodge is connected to mains electricity, water and drainage.
Accounts
Full accounting information will be made available to interested parties subsequent to viewing.
Title number
Morag’s Lodge has a rateable value £20,800 as at April 2023, property reference number 06/25/315004/8.
Price
Offers over £1,065,000 are invited for the heritable property complete with goodwill and trade contents (according to inventory), excluding personal items. Stock at valuation.
Offers
All offers should be submitted in writing to ASG Commercial Ltd with whom purchasers should register their interest if they wish to be advised of a closing date, should one be set.
Development opportunities
Although Morag’s Lodge hostel operates successfully as a turnkey business, there remains scope for further development if desired. The current manager-run structure could transition smoothly to an owner-occupier model, which may offer natural efficiencies and hands-on benefits.
From a business development perspective, the lodge’s present mix of roughly 90% independent travellers and 10% tour-company bookings provides a clear opportunity to increase group revenue by strengthening connections with tour operators and activity-focused travel providers.
There is also potential to expand the events side of the business, with facilities well suited to small weddings, private functions, and specialist group gatherings.
Additionally, the property’s location makes it an attractive partner for outdoor event organisers, creating further opportunities to diversify income and support year-round occupancy.
Grounds
The property sits on a generous plot with ample on-site parking and several outbuildings that support day-to-day operations. A dedicated cycle shed with electric bike charging points provides secure storage for cyclists. Accessibility is supported through the use of ramps at key entry points. The grounds also include a pond and practical outdoor drying areas.
Licence number
The business has a licence under the Licencing Scotland Act 2005, and a copy of the operating plan is available to interested parties, which details operating practices. The licence is hc/inbs/259.
Staff
Morag’s Lodge hostel is operated by a full-time manager with the assistance of several staff working under various contractual arrangements. Currently there are two rooms utilised to accommodate live in staff; the rooms could be used as owners’ personal accommodation or they could be made into letting rooms.
Morag’s Lodge hostel presents an exceptional opportunity to acquire an established and highly regarded hospitality business in the heart of the Scottish Highlands.
Currently operated as part of the Radical Travel Group, this four-star rated hostel combines high-quality accommodation with a licensed bar, restaurant, and flexible function facilities.
Set within an attractive rural landscape close to the centre of Fort Augustus and just moments from the shores of Loch Ness, the lodge enjoys a strong reputation supported by excellent guest feedback, including a Google rating of 4.4 and a rating of 8.4 (Very Good).
The property occupies a prime location, a short walk from local village amenities and located directly on the popular Great Glen Way - which brings a steady flow of walkers, cyclists, and adventure travellers to the area. With forested mountains forming a dramatic backdrop, Morag’s Lodge benefits from both the tranquility of its setting and strong connectivity, with Fort William approximately 30 miles away and Inverness can be reached in under an hour by car.
This combination has ensured reliable year-round demand and positioned the lodge as a favoured stopover within the Loch Ness tourism market.
Reason for sale
As the company refocuses its business interests, this brings this exceptional opportunity to the market.
Trade
Morag’s Lodge hostel is a well-established, highly profitable hospitality business with strong levels of trade and a robust operational structure that enables a smooth, turnkey transition for new ownership. The lodge provides quality accommodation for individuals, families, and groups, supported by flexible spaces suitable for meetings, small conferences, and private events.
Fully licensed and equipped for a wide range of functions, including weddings, receptions, and group gatherings, the property also offers comprehensive entertainment facilities. The bar and restaurant serve breakfast and evening meals in a welcoming setting, with the reinstatement of the former packed-lunch service presenting a simple opportunity for additional revenue.
The business enjoys excellent visibility and consistently high ratings across leading booking platforms, and its reputation is strengthened further by the prestigious Gold Green Tourism Award, reflecting a strong commitment to sustainability and effective environmental management.
Morag’s Lodge has a dedicated website at
Location
Situated at the southern end of Loch Ness, Fort Augustus is a picturesque Highland village renowned for its stunning natural surroundings and tranquil atmosphere. Its central position within the Great Glen makes it an ideal base from which to explore the Scottish Highlands, with easy access to both Inverness to the north and Fort William to the south.
Fort Augustus is well connected by public and private transport. Regular bus services link the village with Inverness, Fort William, and Skye, while road connections via the A82 provide convenient access for those travelling by car. The nearest railway stations are located in Inverness and Spean Bridge, both offering onward connections to major Scottish cities including Edinburgh and Glasgow.
Despite its peaceful setting, Fort Augustus offers excellent amenities and serves as a gateway to many of the region’s most celebrated attractions, including Loch Ness, Ben Nevis, and the Caledonian Canal. Visitors can enjoy scenic walks, cycling routes, and boat trips, or simply relax and take in the timeless charm of this Highland village.
The property
The property is attractively finished in render with a traditional slate roof across both the original lodge and the newer extension, which was added approximately 20 years ago.
Architectural features such as stone quoin corners and decorative window surrounds enhance its character and kerb appeal.
Set on a large, well-organised plot, the lodge offers ample on-site parking and a range of useful outbuildings, including a substantial shed for secure cycle storage with electric bike charging points, supported by additional storage structures for operational needs.
The premises are equipped with a comprehensive CCTV system, providing enhanced security across the site. Heating and hot water are supplied by an oil-fired system, while lpg serves the commercial cooking appliances and tumble dryer, ensuring reliable and efficient year-round operation.
Public areas
Reception and Conservatory
On entering the lodge, guests are welcomed into a spacious reception area that opens into a comfortable lounge featuring leather sofas, a relaxed rustic ambiance, and a bright, airy conservatory with a piano, guitar, and large picture windows showcasing outstanding views. A book-swap corner adds to the homely atmosphere, making the space inviting for travellers to unwind. The reception itself is generously sized and designed for secure, efficient operation, with shutters and a lockable counter formed of three sections to facilitate seamless check-in and check-out processes. From the reception area, doors lead directly into the lounge bar and dining room, ensuring smooth circulation and an intuitive flow throughout the guest areas.
Lounge Bar
The lounge bar embraces a distinctly Scottish rustic charm, featuring a reclaimed timber bar front paired with corrugated iron accents that echo traditional Highland bothies. The bar is well stocked, showcasing an impressive selection of local and regional whiskies and gins, with beer and cider served in bottles. Guests can relax among a welcoming blend of sturdy bench seating and freestanding tables with stools, well suited to lively gatherings or quiet drams by the fire.
At the heart of the room sits a focal-point fireplace with a handsome stone surround, offering a true Highland welcome on cooler days and evenings.
Well-appointed male and female toilets are conveniently located to serve the bar and lounge areas.
Dining Room
Also through from reception, guests will find a bright, practical dining space furnished with a mix of tables, benches, and stools, along with a convenient servery that leads directly into the self-catering kitchen, equipped with all expected appliances for guest use. This connects through to the well-appointed commercial kitchen, complete with refrigeration units, a gas range, and a full ventilation hood, providing an efficient operational hub for food service.
Adjoining the kitchen is a dedicated laundry room with capacity for two washing machines and two gas-powered tumble dryers; these appliances are currently leased and will not form part of the sale.
Additional operational spaces include a boiler cupboard, general storage rooms, and a secure beer and bottle store, ensuring well-organised back-of-house functionality throughout the property.
Hostel Rooms
Morag’s Lodge hostel offers 21 well-appointed letting rooms, providing a broad mix of accommodation options including dorms, doubles, twins, and family rooms, ensuring suitability for every type of traveller.
The accommodation is thoughtfully arranged across the ground, first, and second floors, with layouts ranging from traditional bunkrooms to double-and-single combinations and fully ensuite family rooms. This variety makes the lodge particularly attractive to groups, families, solo visitors, and tour operators, with many rooms benefiting from private ensuite facilities and others served by dedicated or shared amenities, including an accessible ground-floor option. Two dedicated staff rooms support efficient round-the-clock operation.
Rooms throughout the property are bright and spacious, offering comfortable beds, quality bathroom facilities, hot power showers, room-controlled central heating, Wi-Fi access, and made-up beds with eco-friendly pillows and duvets produced from recycled materials.
Dorm rooms provide an economical choice with 4-, 5-, and 6-bed configurations, each bunk fitted with individual reading lights and power points, while private single, double, and twin rooms offer additional privacy, all furnished with bunk-style bed arrangements. Family rooms, sleeping up to five guests, include private bathrooms and optional cots or baby baths, ensuring a practical set-up for those travelling with children.
All rooms are ensuite except for the accessible room and the Unicorn Room, completing a flexible and well-balanced accommodation offering that supports consistently strong occupancy across diverse guest demographics.
In total, the hostel can accommodate up to 93 guests at full capacity.
Letting bedrooms
Red Squirrel FirstBunks Shower Room Ensuite 5
OtterFirst Bunks Shower Room Ensuite 4
UnicornFirst Bunks Dedicated Shower Room & Basin in Room 2
Stag First Bunks Shower Room Ensuite & Basin in Room 6
Nessie FirstBunks Shower Room Ensuite6
Hairy CooFirst Bunks Shower Room Ensuite 5
Golden Eagle First Bunks Shower Room Ensuite6
Robert the Bruce Second Bunks Shower Room Ensuite6
William Wallace Second Bunks Shower Room Ensuite6
Eilean DonanFirst Bunks with Double Shower Ensuite4
Castle Stalker First Bunks with Double with Single Over Shower Ensuite5
Glamis Castle First Bunks with Double with Single Over Shower Ensuite5
Urquhart FirstBunks with Double Shower Ensuite4
Glencoe Ground Bunks with Double Shower Ensuite4
Glen Etive Ground Bunks with double with single over Shower Ensuite5
Glenfinnan Ground Bunks with double with single over Shower Ensuite5
Glen Affric Ground Bunks with Double Shower Ensuite4
Mull Ground Bunk and Single Shared accessible Shower Room and Separate WC4
Skye Ground Single Shared accessible Shower Room and Separate WC1
South Room (Staff)Ground Bunk and Single Shared Shower Room 3
North Room (Staff) Ground Bunk and Single Shared Shower Room 3
Owners accommodation
Currently, the layout allocates the North and South rooms on the ground floor as staff accommodation; however, these rooms could easily be repurposed for guest use, providing the option to increase the lodge’s overall letting capacity if desired.
Services
The property is serviced by an oil-fired heating system, with lpg supplying the cooking facilities and tumble dryers. Wi-Fi is available throughout the building, and the lodge is connected to mains electricity, water and drainage.
Accounts
Full accounting information will be made available to interested parties subsequent to viewing.
Title number
Morag’s Lodge has a rateable value £20,800 as at April 2023, property reference number 06/25/315004/8.
Price
Offers over £1,065,000 are invited for the heritable property complete with goodwill and trade contents (according to inventory), excluding personal items. Stock at valuation.
Offers
All offers should be submitted in writing to ASG Commercial Ltd with whom purchasers should register their interest if they wish to be advised of a closing date, should one be set.
Development opportunities
Although Morag’s Lodge hostel operates successfully as a turnkey business, there remains scope for further development if desired. The current manager-run structure could transition smoothly to an owner-occupier model, which may offer natural efficiencies and hands-on benefits.
From a business development perspective, the lodge’s present mix of roughly 90% independent travellers and 10% tour-company bookings provides a clear opportunity to increase group revenue by strengthening connections with tour operators and activity-focused travel providers.
There is also potential to expand the events side of the business, with facilities well suited to small weddings, private functions, and specialist group gatherings.
Additionally, the property’s location makes it an attractive partner for outdoor event organisers, creating further opportunities to diversify income and support year-round occupancy.
Grounds
The property sits on a generous plot with ample on-site parking and several outbuildings that support day-to-day operations. A dedicated cycle shed with electric bike charging points provides secure storage for cyclists. Accessibility is supported through the use of ramps at key entry points. The grounds also include a pond and practical outdoor drying areas.
Licence number
The business has a licence under the Licencing Scotland Act 2005, and a copy of the operating plan is available to interested parties, which details operating practices. The licence is hc/inbs/259.
Staff
Morag’s Lodge hostel is operated by a full-time manager with the assistance of several staff working under various contractual arrangements. Currently there are two rooms utilised to accommodate live in staff; the rooms could be used as owners’ personal accommodation or they could be made into letting rooms.
More information
Listed by
ASG Commercial
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